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The site represents the curtilage of Fern Glen Cottage, Glen Auldyn, Ramsey. The property is a single storey detached bungalow, which is located on the northern side of the Glen Auldyn Road.
The application site is within an area recognised as being an area of 'Woodland', under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; but is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
Environment Policy 7: Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than of the existing building in terms of floor space (measured externally).
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The proposal seeks approval for the alterations and extensions to dwelling. The submission proposes to replace and increase the existing roof from 4 metres in height (measured from front elevation) to 5.8 metres in height. This will allow two bedrooms within the attic space.
Additionally, the application proposes the erection of a conservatory to the western elevation of the dwelling, which would have a side projection of 4 metres, a width of 5 metres and a ridge height of 3.8 metres.
"Not in keeping, reservations on the structural safety of the existing building. Would it cope with the additional weight of the roof conversion?" Highways Division:- "Do not oppose." Chief Environmental Health Officer:- Details of discharge of water should be provided. Space on the site is limited and overloading the existing system could lead to a polluting seepage to the steam."
The owner/occupier of Ardwhallin House, West Baldwin, Braddan, who owns the land opposite to Fern Glen, has objected to the application which can be summarise as; loss of privacy due to proposed dormers.
The owner/occupier of Hill View, Glen Auldyn, Lezayre has objected to the application which can be summarise as; significant erosion has been cause to the river bank over the years how will this
support the proposed extensions; drainage fall directly into Fern Glen River; and concerns of the septic tank having to be moved due to conservatory.
ASSESSMENT/RECOMMENDATION
Starting with the planning policy regarding extensions to properties within the countryside, as stated previously within this report, Housing Policy 15 requires consideration. This policy states that generally permission will only be allowed if the proposed extension is no more than 50% of the existing building in terms of floor space. In this case the proposed conservatory and the habitable space within the attic (two bedrooms) results in an overall increase of the existing dwelling of approximately 63%.
Consideration should be taken that the existing dwelling is in very poor condition and is in a prominent position along the Glen Auldyn Road. It is considered that proposal which will improve the appearance of a property, whilst improving the visual appearance of the street scene and the general surrounding environment, which should be encouraged.
The proposal to increase the ridge height of the property and the inclusion of small pitched roof dormers are not considered to have any adverse visual impact upon the appearance of the property and would be in keeping with the traditional nature of the property.
Additionally, it is not considered any overlooking resulting in a loss of privacy, having an overbearing impact or loss of light would occur over any of the neighbouring properties, given the siting of the dwelling in relation to neighbouring properties and also given the distance between them.
Further to this, regarding to the one of the objector concerns, permission is in place for the erection of a new dwelling within the field to the north of the application site (05/01585/B). However, works have not begun on this site. Notwithstanding this, the proposed dormer windows would be more than 20 metres away from the front elevation of this approved dwelling and therefore would be in accordance with the department's guidelines that directly facing dwellings should be at least 20 metres away.
The proposal includes two off road parking spaces which is an improvement over the existing situation which only provides one. The Highway Division have no objection.
The third issue to consider relates to Environmental Policy 7 which considers the potential impact of development upon watercourse. Part of this policy states that; "development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species."
The existing property which has been in place for many years is constructed on the riverbank. The only aspect of the proposal which would increase the footprint would be the conservatory which at it closest point would be 1.6 metres from the edge of the riverbank. It is considered, given the light weight structure of the conservatory and with a condition which requires a construction method statement being submitted in conjunction with DAFF to ensure precautionary measures are taken to prevent pollution / sedimentation of the watercourse through construction, the proposal would not have an adverse impact upon the watercourse. The structural stability of the extensions and alterations upon the existing foundation will be assessed at a subsequent Building Regulations Application.
Regarding the drainage issues and structural stability of the river bank and whether the river bank and the existing building would be able to support the proposed alterations, this would be dealt with a subsequent Building Regulations application.
Overall, it is considered whilst the proposed dwelling would result in an increase in floor area of 65% over the existing, it is considered given the appropriate design, and as the proposal will have
09/00245/B
an environmental improvement to the area given the existing appearance of the dwelling, it is considered the proposal would be acceptable. RECOMMENDATION For the reasons set out in this report, accordingly, it is recommended that the application be approved. PARTY STATUS It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following party do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Supplemental Report following Planning Committee Meeting Planning Committee instructed that the following Note be added to the approval note. No permission is granted or implied to the reconstruction of the dwelling should it prove to be unstable.
Recommendation Recommended Decision: Permitted Date of Recommendation: 27.05.2009
Conditions and Notes for Approval:
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the alterations and extensions to dwelling as proposed in the submitted documents and drawing 0790/PL01 all received on 17th February 2009.
The roof(s) must be finished in dark natural slate.
Prior to the commencement of works a method statement is required to be submitted to and agreed in writing by the Planning Authority in consultation with the Inland Fisheries Development Manager; stating precautionary measures to be taken to prevent pollution / sedimentation of the watercourse and damage to bankside habitats and species. Such measures are to be implemented during and post construction of the development.
09/00245/B Page 4 of 5
Committee Meeting Date: 11.06.2009 I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Signed :C Blamer Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph in the Officer's report).
Signatory to delete as appropriate YES See supplementary Report above
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